03/15/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 15, 2004 6:00 o'clock p.m. (#9. #04-2992 RON POTAS, 2190 SHADYWOOD ROAD VARIANCES-Continued) Gundlach indicated that the existing V2 story will be torn off to construct a full second story, and the sections of roof that are currently flat will change to pitched, all while staying within the existing footprint of the current 1 V2 story home. The applicant is also proposing to complete an interior renovation of the existing first floor and proposing to keep the existing outer walls of the first floor as well as the foundation, flooring, and existing grade level deck, which got variance approvals in 1992. In staff's opinion the work proposed doesn't seem to reach the 50% volume or value threshold and therefore isn't being reviewed as a rebuild. However, Gundlach indicated it is important to discuss the particulars of what is being removed and what is being proposed as new and the comparison of before and after appearances of the exterior envelope of the home. Gundlach went on to discuss the changes to each floor as follows: The applicant has stated that an interior remodel of the first floor is proposed. A main interior wall will be removed so as to open up the first floor and to provide the support for the second floor. Many of the rooms will remain within the first floor but will be remodeled. All perimeter walls will remain as well as the flooring and deck on the lakeside, which again, received approval in 1992 through the variance process. The V2 story will be taken off and replaced with a full second story. Currently, dormers make up the %2 story. The section of the house encompassing those dormers will become a full story, where the current angled walls will become straight with a pitched roof above. The areas above the garage and the northeast corner of the home will not become a full second story, but the flat roof will be replaced with a pitch. A partial basement exists as well as crawl spaces that were added after initial construction of the home. These spaces will not be touched with the improvements the applicant has proposed. The applicant has also stated that the existing foundation will support the second story and no work on the foundation will be necessary with this project. Gundlach continued that current setback on the northwest side of the lot is conforming at the house (21.5 feet) but is only 5.6 feet at the attached garage. The applicant isn't proposing a full story above the garage but a flat roof will be replaced with a pitched roof and become a %2 story with windows in the gabled roof. This requires a side setback variance because the nature of the structure at this side lot line is changing from flat to pitched. It should be noted that the overhangs of the proposed pitched roof would encroach less than the overhangs of the flat roof. Gundlach indicated that all of the proposed changes will take place within the 75' —250' zone. No new hardcover is proposed and the changes will take place within the existing Page 18 of 48